2037 E Woodrow St · Tulsa, OK 74110

$75,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 34 Days on market

Built 1952 Est $150k · 50% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Dining room and living room connect big back bedroom can convert into a den.

Key facts

• Built 1952
• Listed 34 days

Property features AI

Exterior

• Home design: Single-family home built in 1952
• Construction: Built in 1952
• Exterior features: Located in the United Neighborhood of Springdale

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.9% in Tulsa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#13 in OK, #4,058 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment D-.
• Tulsa (urban): math 7% / reading 12% proficiency, ranked #250 of 270 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 57 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 35% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $7k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $149,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 E Tecumseh St	0.26mi	3/1.0	1,206 (-4%)	12mo	$75,000	$62	70
2059 E Young Pl	0.31mi	4/2.0 (+1)	1,200 (-5%)	2mo	$185,000	$154	67
2142 E Seminole St	0.31mi	3/1.0	1,152 (-9%)	7mo	$125,000	$109	66
2024 E Zion St N	0.34mi	3/1.0	1,138 (-10%)	10mo	$65,000	$57	60
1602 N Atlanta Ct	0.61mi	3/2.0	1,294 (+3%)	6mo	$230,000	$178	58
2611 N Trenton Ave	0.62mi	3/2.0	1,281 (+2%)	9mo	$187,000	$146	57
1516 N Xanthus Ave	0.53mi	2/1.0 (-1)	1,206 (-4%)	9mo	$90,000	$75	56
1816 N Atlanta Ct	0.49mi	4/1.5 (+1)	1,120 (-11%)	0mo	$165,000	$147	52
2130 E Oklahoma Pl	0.63mi	3/1.0	1,188 (-6%)	11mo	$84,000	$71	52
2435 N Rockford Ave	0.60mi	3/2.0	1,377 (+9%)	9mo	$219,900	$160	45
1915 E 27th St	0.59mi	3/1.0	1,094 (-13%)	7mo	$130,000	$119	45
2028 N Quaker Ave	0.70mi	3/2.0	1,400 (+11%)	8mo	$135,000	$96	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 3.96×
• Total profit: $62,125
• Equity at exit: $60,548

10-year hold

• IRR: 36.0%
• Equity multiple: 8.42×
• Total profit: $155,791
• Equity at exit: $123,759

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $461

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $513	-5% $487	+0% $461	+5% $435	+10% $409
Rent	-10% $363	-5% $412	+0% $461	+5% $510	+10% $559
Rate	-1.0pp $499	-0.5pp $480	base $461	+0.5pp $442	+1.0pp $422

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	0.51mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	0.62mi
2159 E 28th St N Tulsa, OK	3.0	1.5	1765	$1,250	$0.71	4d	1	0.67mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	0.77mi
1715 E 31st Pl N Tulsa, OK	3.0	2.0	1789	$1,495	$0.84	4d	1	1.03mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	24d	1	1.07mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	1.13mi
1904 Mohawk Blvd Tulsa, OK	3.0	1.0	1679	$1,295	$0.77	16d	1	1.15mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	24d	1	1.27mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.33mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	4d	1	1.49mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 34 DOM
2. 2026-06-17
   days on market $75,000 Active 33 DOM
3. 2026-06-16
   days on market $75,000 Active 32 DOM
4. 2026-06-15
   days on market $75,000 Active 31 DOM
5. 2026-06-13
   days on market $75,000 Active 29 DOM
6. 2026-06-10
   days on market $75,000 Active 26 DOM
7. 2026-06-09
   days on market $75,000 Active 25 DOM
8. 2026-06-08
   days on market $75,000 Active 24 DOM
9. 2026-06-07
   days on market $75,000 Active 23 DOM
10. 2026-06-05
    days on market $75,000 Active 20 DOM
11. 2026-06-03
    days on market $75,000 Active 19 DOM
12. 2026-06-02
    days on market $75,000 Active 18 DOM
13. 2026-06-01
    days on market $75,000 Active 17 DOM
14. 2026-05-31
    days on market $75,000 Active 16 DOM
15. 2026-05-16
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,875
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,182
• Taxable income: $4,612
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $4,425/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tulsa
• NCES district ID: 4030240
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 12% ▼ -7.00%
• Median HH income: $37,895
• Composite: 8.04/100
• National rank: #9919
• State rank: #250 of 270 in OK

Livability — Tulsa

• Score: 75/100
• State rank: #13
• US rank: #4058

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulsa, OK
• County: Tulsa County · 640,811 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

1 event — show timeline

• 2026-05-16 Listed $75,000 FSBO.com

Property tax history

+0.3%/yr

Latest (2025): $76 · +4.1% YoY. Source: county tax records.